Do the math before you fall in love
True Monthly Cost Calculator
Not just the mortgage. The amenity fee, the bond, the district assessment, taxes, insurance, golf and the cart — the real monthly number for any home in The Villages®.
Pre-filled for 7250 Fenney Way. Adjust anything below.
Your estimate
About $923 per month
$11,075 per year for a $400,000 home in the Newest area
| Item | Monthly | Yearly |
|---|---|---|
| Amenity fee | $204 | $2,448 |
| Bond paymentOn a $13,700 balance | $74 | $891 |
| District maintenance assessment | $75 | $900 |
| Property tax (estimate)With homestead exemption | $292 | $3,500 |
| Homeowners insurance (estimate) | $200 | $2,400 |
| Trash / sanitation | $28 | $336 |
| Golf cart (insurance, upkeep) | $50 | $600 |
| Total | $923 | $11,075 |
Kevin will pull the real bond, assessment and tax figures for any home you’re considering.
Estimates only, for planning. Amenity fees, assessments, tax rates and insurance vary by home and change over time. Bond balances are specific to each home — verify with the district office (districtgov.org) or your title company before buying.
Where these numbers come from
- Amenity fee: thevillages.com/cost-of-living (prevailing fee for new purchases; existing owners pay their locked-in rate, adjusts with CPI) — researched from public sources; Kevin to confirm · verified Sep 2026
- Trail pass: Executive Golf Trail Pass $143.70/yr + FL sales tax — districtgov.org/golf/trail-fees — researched from public sources; Kevin to confirm · verified Sep 2026
- Championship golf: Championship play ranges $0–$400+/mo depending on frequency and membership — staythevillages.com Aug 2026; a middle estimate — researched from public sources; Kevin to confirm · verified Sep 2026
- Golf cart: Insurance $75–$300/yr + charging $5–15/mo + maintenance/battery reserve — staythevillages.com Aug 2026; a middle estimate — researched from public sources; Kevin to confirm · verified Sep 2026
- North bond & assessment: Older (pre-2000s) homes often have little or no bond remaining — staythevillages.com Aug 2026; scoutthevillages.com — researched from public sources; Kevin to confirm · verified Sep 2026
- Central bond & assessment: Mid-2000s homes: partly paid down; older-home balances ~$14k cited by staythevillages.com Aug 2026 — researched from public sources; Kevin to confirm · verified Sep 2026
- South bond & assessment: 2010s homes: newer balances $23–28k cited for newer homes, partly paid — staythevillages.com Aug 2026 — researched from public sources; Kevin to confirm · verified Sep 2026
- Newest bond & assessment: New construction typically $23,000–$28,000+ — thevillagesbuyersguide.com; developer’s own monthly ‘assessment’ column ($215–$385/mo) implies larger bonds on bigger homes — researched from public sources; Kevin to confirm · verified Sep 2026
- Tax, insurance & loan assumptions: Tax: Sumter County 2025 total ~10.03 mills (≈1.0%) for Villages parcels — sumtercountyfl.gov / thevillagesbuyersguide.com; Lake & Marion County parts run ~1.3–1.6%. Homestead: Florida $50,000 (the second $25k excludes school tax, so savings are slightly overstated). Insurance: developer quotes ~$1,440–$1,860/yr on new $300–480k homes; older roofs run $3,000–$4,500/yr on $400k (thevillagesbuyersguide.com) — $6/$1,000 is a middle estimate. Mortgage: Freddie Mac 30-yr average 6.95% week of Sept 17, 2026 — researched from public sources; Kevin to confirm · verified Sep 2026
Property tax uses 1% of value (less a $50,000 homestead exemption when it applies). Insurance uses $6 per $1,000 of value per year. Bond payments assume 5% over 30 years.
Free 10-page guide · instant download
Know the real monthly cost before you fall in love with a house.
Most buyers only budget the mortgage. The Villages True Cost Guide shows the whole picture — the numbers Kevin walks friends through before they buy.
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